Staff warns one-acre threshold and wetland rules can inflate density; commission asks code fixes

Engineering and development staff gave an extended briefing on how the town calculates density, commercial review steps and policy issues that can create unintended density increases in established neighborhoods.

Staff explained density is typically calculated as dwelling units divided by gross area and pointed out that freshwater wetlands are included in the gross area calculation, which can increase the allowed number of lots on a property. "Freshwater wetlands is actually part of the gross area," staff said, illustrating with a hypothetical 100‑acre tract. He added that the current code contains a one‑acre threshold: density rules do not apply to lots smaller than one acre, which can allow subdividers to create more lots than the zoning's intended units-per-acre would suggest.

On accessory dwelling units and density, staff initially said ADUs are not included in density calculations; commissioners and other speakers flagged that ADUs are dwelling units and that excluding them may be inconsistent with intent. The commission expressed interest in closing the loophole, tightening waiver criteria for access easements and considering elimination of the one‑acre exemption. Staff proposed returning to the commission with draft code language and a possible special meeting (proposed Nov. 17) to advance a simple density fix to align town rules with a pending county change outside the urban growth boundary.